INFORMATIONAL STATEMENT
FOR REQUEST FOR PROPOSALS
Downtown Hotel Development
Boise Redevelopment Agency
DIRECTORS
Ron J. Twilegar, Chairman
Sara Baker, Vice Chairperson
Richard T. Clemens
Michael F. Reuling
Brent Coles
Richard Greenfield, Executive Director
FEBRUARY 1989
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I. INTRODUCTION
The Boise Redevelopment Agency is offering a unique development
opportunity - a hotel facility located in the heart of Boise's
newly revitalized downtown. The selected developer will be
provided the exclusive right to negotiate with the Agency in
preparation of a Disposition and Development Agreement {DDA) for
the property.
This growing city in the mountain west has recently fulfilled a
twenty year promise to its citizenry - the revitalization of its
downtown. Several new office and retail projects have been
completed, historic structures have been renovated with more
underway, and two new public parking garages have been built along
newly reconstructed streets and walkways. A long awaited
convention center is also under construction. Toward completion
of the eight block redevelopment program, the Agency and the City
of Boise have pledged $22 million of funding for open space,
streetscape, and parking facilities as outlined in an approved
parking plan and surface improvements plan.
Several projects remain available for developers who wish to take
advantage of downtown Boise's renaissance, including a first-class,
urban hotel adjacent to the new convention facility. The
Agency desires the project to be of a style and quality that is
consistent with a first class, urban hotel. Developers should
consider the following items in their design:
A range of 250 - 300 guest rooms or suites, or combination of
both thereof
Full service room service
Lounge/Bar
Atrium
Exercise area, Sauna, Jacuzzi, Health Club
Gift Shop
Valet, cleaning service, Laundry
Full service restaurants
Meeting space should be designed to compliment the
adjacent convention center
Concierge as appropriate
This Request for Proposals includes a description of the community
and the specific site, and outlines the submit tal process. If
interested, developers are encouraged to contact the Agency for
the full submission package.
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II. COMMUNITY ENVIRONS
BACKGROUND
Boise is Idaho's capital city and is located in Ada County. It
is the largest metropolitan area and the business, financial,
professional, transportation, and cultural center of the Gem
State.
The "City of Trees" is surrounded by a wealth of recreational
opportunities. Cold, clear water from the surrounding mountains
feed the Boise River system. On this system are Lucky Peak,
Arrowrock, and Anderson Ranch Dam reservoirs, all of which store
the water that has helped make the Treasure Valley one of the most
fertile agricultural regions in the world. Boiseans need only
travel a few miles from the city's edge to enjoy a gamut of water
sports, or simply walk to the river's edge to fish for brown or
rainbow trout in the heart of town.
GEOGRAPHY
The geological forces that created the Treasure Valley resulted
in foothills that sweep up from the city of Boise to mountains
7,600 feet in altitude. The area is characterized as mountainous
and desert, on the western edge of the Rocky Mountains. The plain
in which most of city is located is at about 3, 000 feet in
elevation. The geology of the area also includes a very large
concentration of geothermal wells, springs, and hot creeks
throughout the foothills. The rugged mountains within minutes of
the Boise area offer endless opportunities for hunting, camping,
skiing, hiking, fishing, and sightseeing.
DEMOGRAPHY
Boise City/Ada County is the only Standard Metropolitan
Statistical Area (SMSA) in the state. The current population of
the Boise-Ada SMSA is approximately 204,000, while that of the
market area is estimated to be 375,000. The large market area
includes counties in southwestern Idaho and eastern Oregon. The
population forecasts call for 250,000 people in the SMSA by the
year 2000. During the 1970's, the population growth was largely
fueled by in-migration that accounted for 67% of the increase.
Natural increase was responsible for the balance. The situation
is exactly reversed in the 1980's, with natural increase the
principal force for population increase.
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The average number of persons per household in Ada County in 1987
was 2.67. This represents a decline from the 3.12 in 1970. The
rate of marriages per 10, 000 people is about the same in Ada
County as in the u.s.--10.5. The rate of births is above the U.S.
average, and the death rate is below the national average.
BUSINESS
Boise is a center for corporate and governmental headquarters.
It is recognized as the only metropolitan area of less than one
million population to have four major national or international
corporate headquarters: Albertson's, Inc. (supermarkets); Boise
Cascade Corporation (wood and paper products); Morrison Knudsen
Corporation (engineering and construction); and the J. R. Simplot
Company (frozen foods, phosphates, and cattle). It is also the
headquarters site for Micron Technology, Inc. (one of the two U.S.
semiconductor manufacturers), T J International (specialty
building products), three major divisions of Hewlett-Packard
Company (disc memory, Boise printer, and network printer
divisions), and Ore-Ida Foods, Inc. (packaged and frozen foods),
a subsidiary of H. J. Heinz. These corporations employ more than
10, 000 people in the Boise area. Other major area businesses
include Zilog (computer products), Robert Comstock Leather (an
international fashion concern), and Sears, Roebuck and Company,
which has recently announced plans to expand its regional credit
office. There are a large number of local supporting and related
businesses. Each year, over the past six years, about 250 new
businesses have been formed in the Boise area.
The Boise area sees retail sales of more than $1.1 billion per
year, a rate of $14,682 per household. For fiscal year 1988 (July
1, 1987, through June 30, 1988), total sales in Ada County were
in excess of $3 billion. Boise ranks in the top 200 communities
in total retail sales. Another major ingredient in the local
economy is the infusion of almost $100 million per year in tourist
dollars. Manufacturing, corporate headquarters, services, and
government are the backbone of the Boise area economy.
EMPLOYMENT
Ada County accounts for 20% of the state population and 21% of its
labor force. Employment in the manufacturing and services sectors
is growing steadily, while mining, agriculture, and government
have remained steady or have declined somewhat. Unemployment in
Ada County has declined to around 3%. Additionally, the Boise
area draws from surrounding counties for its labor force. Labor
statistics for Ada County and six adjacent counties show a
projected labor force of about 152,000 and an unemployment rate
of 5.5% for Fiscal Year 1989.
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TRANSPORTATION
Boise is strategically located for reaching western markets. It
is serviced by seven major national and regional airlines
(including Alaska Airlines, America West Airlines, Delta Airlines,
Empire Airways, Horizon Air, United Airlines and United Express),
36 motor freight trucking companies, 12 air freight and package
express companies, and four air courier services. Interstate
Highway 84 allows one-day motor freight service to major northwest
and western markets. Most of these markets are only an hour to
two hours away via air carriers, and the U. S. Customs Service
maintains and office at the Boise airport. Boise is better
serviced by air transportation than cities substantially larger.
It offers direct flights to major western airline hubs, making
Boise a one-stop access to national markets. Additionally, Boise
is served by the Union Pacific Railroad, AMTRAK, and nine charter
and rental bus services.
MEDIA
There are 17 radio stations, four commercial television stations,
one PBS television station, cable television, one daily newspaper,
four weekly newspapers, and a bi-monthly magazine called Boise.
UTILITIES
Electricity and natural gas rates in the Boise market area are
among the lowest in the U.S. This applies to residential,
commercial, and industrial service. The Boise area also has the
largest geothermal district heating system in the U.S., which
provides the opportunity for additional utility savings related
to space heating. Landfill rates are also among the lowest in the
U.S. Sewer, water, and telephone rates are comparable to those
prevailing in western communities.
GOVERNMENT
Boise is the state's capital city and county seat for Ada County.
Boise City is served by a full-time mayor and six part-time
council members. Both city and county governments are pro-business
and are committed to maintaining a quality living
environment. Both governments have joined the business community
in forming a "partnership" to ensure a growing and healthy area
economy.
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State taxes are patterned after the IRS code. Idaho has an 8%
corporate tax rate on all taxable income. There are no corporate
franchise or inventory taxes. Tax credits available are a 3%
investment tax credit and a new employee tax credit.
EDUCATION
The Boise area is serviced by two public school districts
comprised of 45 elementary schools, nine junior high schools, and
five senior high schools. Additionally, there is a parochial high
school and 13 parochial and private elementary and secondary
schools. Students in these districts are guided by exceptional
teaching staffs and school administrators and place well above the
national average in many recognized key indicators of academic
success. Eighty percent of the Boise area students complete high
school (nationally 66%), and over 40% are enrolled in college.
The Boise Public Library serves Boise area citizens from its
building in the heart of the educational/cultural complex that
also includes Boise State University, the Boise Art Museum, and
the Idaho Historical Museum. The Library also ha& a branch in the
new regional mall, Boise Towne Square. Its services range from
those traditionally associated with libraries to those designed
to meet current needs and interests. It circulates computer
software, compact disks, audio/video tapes, and LP's, as well as
books, and has an extensive collection of newspapers, magazines,
and government documents. Special collections include large-print
books, books-on-tape, and an Idaho/Northwest collection.
Boise State University, the largest university in the state, has
more than 11,000 students enrolled in over 100 academic and
vocational-technical programs. Located on the University ·campus
is the Simplot/Micron Technology Center that houses interactive
instructional classrooms, teleconferencing rooms, an extensive
computer-assisted instructional system, and artificial
intelligence research stations. The Center also includes a
satellite uplink for satellite-based communications and the NASA
electronic data base services. Additionally, students may now
earn engineering degrees from the University of Idaho at Moscow
while attending classes on the Boise State campus, where a .new
college of Technology is under construction that will house the
University's vocational~technical programs, graduate engineering
instruction, and business incubator. University and business
leaders are working together to establish a shared computer
manufacturing facility in the College. (See information
enclosed.)
The Boise area is also served by two private colleges: The
College of Idaho in nearby Caldwell and Northwest Nazarene College
in Nampa.
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CULTURE AND ENTERTAINMENT
Boise has a rich cultural life, which includes a philharmonic
orchestra, dance, and opera companies. All have regular
performance seasons. The richly endowed Morrison Center for the
Performing Arts, built at a cost of $16 million, and the BSU
Pavilion bring a wide range of national, international, and
regional performers to the area. Local theater companies are also
supported by the community. The Boise Art Museum hosts national
and regional displays, as well as providing an excellent
environment for local artists' work. Boise is also the home of
the Idaho Shakespeare Festival.
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III. SITE ENVIRONS
The Agency has recently accelerated revitalization of its eight-block
downtown redevelopment area. Conceptual plans of selected
developers have been prepared for nearly all of the redevelopment
area within the constraints of the adopted Framework Master Plan
and Design Guidelines. The Plan calls for a combination of new
development and historic renovation of office and retail uses
within a public improvement infrastructure of open space,
streetscapes, and parking facilities.
The southerly four blocks are the primary location of new
construction. First Interstate Center is a 150,000 square foot
office building which has just been completed at a cost of $15
million. The Agency also constructed a 190 space parking facility
below the office complex which opened in December 1988.
The Greater Boise Auditorium District is building the new, $10
million convention center. Its name, riBoise Centre on The Grove"
describes its prime location at the center of downtown, adjoining
the city's new public plaza and adjacent to the hotel site. The
convention center will be a state-of-the-art "conferencing" center
for large and small group meetings. The building will include a
26,400 square foot, multi-purpose hall that can be subdivided for
banquets, exhibits and meetings. The full-service kitchen will
be able to serve up to 2,000 people in this space. In addition
to the big conference hall, a sloped floor auditorium will hold
322 people. And another 10,000 square feet of flexible meeting
space will be available for partitioning into 2-11 rooms. Boise's
new convention center will also offer complete teleconferencing
capabilities. It will be able to both receive and transmit
international video communications. The new convention center
will support Boise's already excellent reputation for hosting
unique, high quality gatherings, and be complete in 1990.
North of the hotel site is the Idaho First Plaza, a 274,500
square foot, 19 level office facility constructed in 1978 to house
the headquarters of Idaho First National Bank and Moore Financial
Group.
Public improvements south of Main include the development of open
space and parking facilities necessary to accommodate the private
development activities and to create the auto-free environment
envisioned in the Plan. Central to this concept is the recently
constructed 31,000 square foot public plaza, The Grove, at the
intersection of vacated Eighth and Grove Streets. The plaza
provides the focal point of the super block with year-round
scheduled events designed to emphasize The Grove's role as a
community gathering place. Both Eighth Street and Old Grove
Street are designed as pedestrian streets.
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North of Main Street, much of the original urban fabric remains.
Within this four-block area, the Agency's design team has
conceived the renovation of historic buildings with reuse
potential, intermingled with new infill development of primarily
retail use. Several of these projects are complete or nearing
completion including the Mode Building which is 42,500 square feet
of retail and the Capitol Terrace Building which is 43,000 square
feet of retail and food service.
The Alexander's Building, located on the southwest corner of Block
2, has recently been renovated at a cost of $1.2 million, with
grade-level retail of 4,500 square feet and upper level office of
6,600 square feet. 700 Idaho Tower, located at Idaho Street and
Capitol Boulevard, is a 12 level office facility currently
undergoing a $1.3 million renovation.
Public parking north of Main Street will be accommodated in two
above-grade structures with grade-level retail. The Capitol
Terrace Parking Garage was completed in October 1988, and will add
518 parking spaces to downtown. A second garage is proposed on
the Eastman site which is scheduled to begin construction in early
1989.
Surface improvements north of Main Street include full streetscape
development, with pedestrian amenities, along the peripheral
streets of Capitol Boulevard, Bannock Street, and Ninth Street;
development of a landscaped transit mall along Main and Idaho
Streets from Capitol Boulevard to Ninth Street; and continuation
of the Eighth Street auto-restricted zone from Main Street to
Bannock Street.
The hotel site occupies a key site (87,218 square feet) in the
project area. Currently one of the most active and vi tal
locations in Downtown, the site is envisioned as an integral part
of the development project, taking advantage of the Eighth Street
auto-restricted zone. An intensive design goal was used on the
Eighth Street auto-restricted zone. Removal of through vehicular
traffic allows for the additional provision of art pieces, water
features, and passive and active people places along a core that
will connect the State Capitol mall on the north to the popular
Eighth Street Marketplace to the south.
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IV. DEVELOPMENT OBJECTIVES
In development of Block 22, the Agency has identified several
objectives. The selected developer will be expected to assist the
Agency in realization of these objectives during the development
process.
a. Hotel Size and Type
b.
The Agency desires to have a hotel developed
of approximately 300 rooms. Architectural
style should be that of a major city-center
hotel with appropriate furnishings and
amenities that reflect a quality downtown
environment, and should consider the effect
the hotel will have on surrounding
developments.
Conformance with the Plan and Design
Guidelines
The Plan was adopted by the Agency as a
contextual guide for the redevelopment
program, incorporating recommendations that
allow for the economic and environmental
success of the project. The Guidelines
provide the necessary design elements that
public and private development activities must
adhere to in order to achieve conformance with
the Plan. Both the Plan and the Guidelines
will be used by the Agency to evaluate
development plans of the selected developer.
c. Retail Use
The developer is encouraged to include at-grade
retail along the north and west lines of
the site as may be appropriate to a hotel
development.
d. Office Use
The Agency selected an office developer on
December 1988. The developer selected is
Cantlon Properties Inc. and generally proposed
an office tower of 150,000 to 180,000 square
feet with some parking on-site. The developer
of the office has agreed with the Agency that
the hotel development is the priority
development on the site and office
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requirements will be subordinate to the needs
of the hotel. The hotel developer will have
latitude as to how best integrate and
coordinate this office use in the site
proposal. (Additional information on the
office development is attached and applicants
should feel free to contact Cantlon Properties
Inc. at 101 S. Capitol Boulevard, Suite 1820,
Boise, Idaho, 83702, 208/343-3171.)
e. Parking
The applicant should include a parking plan
that will satisfy the needs of the hotel and
office (on site if possible}.
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V. DEVELOPER OBLIGATIONS
The developer will be responsible for the design, the complete
development of all or a portion of Block 22, and the
leasing/management of the hotel. The Agency encourages
imaginative design and development approaches. The following
items will be required of the developer:
The developer's plan will, to the greatest
extent feasible, be consistent with the Urban
Renewal Plan Amended and Restated September 1,
1987 and Appendix. Some of the development
aspects covered in those documents are
renovation of historic buildings, required
ground floor retail uses, architecture,
landscaping, screening, and signs.
During the Exclusive Right-to-Negotiate (ERN)
period, the developer will submit a site-specific
Development ·Plan. The plan will
include basic concept drawings, an
implementation program (including scheduling
and phasing), and a critical path analysis.
The developer will meet all the deposit
requirements of the ERN Agreement and the
Disposition and Development Agreement (DDA).
The developer will agree to negotiate
diligently and in good faith to prepare a DDA.
As required by City ordinance, the developer
will participate in a Business Improvement
District (BID) to provide for the necessary
marketing/programming and maintenance function
of the Downtown Boise Association.
In seeking tenants for the building, the
developer will:
> Observe all applicable nondiscrimination
laws; and
> Require retail lessees and all property
owners including office and hotel to
become members of the Downtown Boise
Association.
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The Agency's rights, non-liability, hold harmless provisions, and
other factors affecting the developer's responsibilities are
stipulated in the ERN Agreement, which the developer must execute
and submit as part of the response to the RFP. Some of these
factors include federal requirements, possible use of geothermal
resources, and the land disposition options of either purchasing
or leasing. Interested developers are encouraged to read the ERN
Agreement carefully.
The Agency intends to consider all development proposals in terms
of the public interest and the financial and legal ability of the
persons making such proposals to carry them out. The Agency may
negotiate with any persons for proposals for the purchase, lease
or other transfer of all or part of the site currently owned by
the Agency. The Agency may, at its sole discretion, accept such
proposals as it deems to be in the public interest and in
furtherance of the purposes of the Idaho Urban Renewal Law, or it
may proceed with further selection processes, or it may not
accept any proposal. Except for the terms of the Agreement to
Negotiate Exclusively, any proposal submitted shall not
constitute a business agreement with the Agency. All proposals
shall comply with applicable federal, state, and local laws and
regulations.
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VI. AGENCY OBLIGATIONS
The Agency will cooperate fully in providing the developer with
appropriate information and assistance. As redevelopment
planning documents and studies are refined or modified, they will
be provided to the selected developer as soon as possible. Some
of the specific responsibilities of the Agency are identified
below.
The Agency will agree to negotiate diligently
and in good faith to prepare a DDA.
The Agency will coordinate the planning,
design, and development of the new parking
facilities to serve the eight-block area. The
Agency will finance all the short-term
(retail) parking construction. ··Also., during
the early downtown construction years, the
Agency will coordinate the phasing of project
area parking use in an equitable manner for
all downtown businesses.
The Agency will be responsible for the design
and construction of all street and open space
facilities, as described in the Design Manual
for Surface Improvement Projects. The Agency
will provide the developer the designs,
implementation schedule, and finance plan for
the public facilities.
A reuse appraisal of the real property and
improvements will be provided by the Agency
after receipt of the developer's Development
Plan. The reuse appraisal will be the basis
for negotiating the final disposition
agreement, as required by law.
The Agency has financed the parking structures
north of Main Street through the issuance of
bonds and a bond anticipation note. Under the
terms of the bond covenants, the Agency may
dispose of the property either by lease or
otherwise, only under certain conditions those
conditions are in the ERN.
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VII. SUBMISSION REQUIREMENTS
Responses to this RFP must provide the following. Please submit
materials in keeping with this format, identifying each item by
number and letter.
1. Statement of Proposal - 15 copies.
a. The legal identification of the proposing
entity, e.g., corporation, partnership,
business association, joint venture, or other.
b. Names, addresses, and telephone numbers of all
partners, co-venturers, hotel operator or
principals participating in the proposed
development and the legal relationship among
those named parties.
c. Previous
experience.
relevant hotel development
d. Previous experience in ongoing management and
operation of hotel/retail/commercial/office
facilities.
e. Identification, role, and background
experience of key development team
individuals, architectural/design consultants,
and developer references.
f. Evidence that developer has financial
capability to carry out proposed commitments.
g. Provide a narrative description of the project
including approximate size, type and quality.
h. Organization and management approach to the
implementation of the project.
i. A development schedule (in number of days or
months) for completion of key activities,
including at a minimum the following:
> Negotiation and execution of a
Disposition and Development Agreement.
> Submittal of Development Plan.
> Commencement of construction.
> Completion of construction.
> Occupancy of the development.
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j. Delineate any business terms which the
developer desires to be considered as part of
the proposal, including any assistance
requested of the Agency.
2. Signed Exclusive Right-to-Negotiate Agreement--original
and one copy.
3. Cashier's check or money order made payable to the Boise
Redevelopment Agency in the amount of $1,000 as an
Exclusive Right-to-Negotiate fee to be refunded to each
unsuccessful proposing entity upon selection of the
developer. The selected developer's $1,000 fee will be
refunded upon the receipt by the Agency of the $25,000 ERN
deposit. Failure to submit the $25,000 deposit under the
prov1s1ons of the ERN Agreement will result in the
forfeiture of the $1,000.
Any additional information that the developer wishes to submit may
be attached in the form of appendices (15 copies). Statements
should be complete but as BRIEF as possible.
Developers are encouraged to submit questions or comments to
Agency Staff regarding this RFP at any time. Questions should be
addressed to Dennis Clark, Development Specialist, at (208) 384-
4264, c/o the Boise Redevelopment Agency, 711~ West Bannock
Street, P. 0. Box 987, Boise, ID 83701.
The developer, by submitting a response to the RFP, waives all
rights to protest or seek any legal remedies whatsoever regarding
any aspect of this RFP, the Agency's selection of a developer with
whom to enter into exclusive negotiations, the Agency's rejection
of any or all offers to negotiate exclusively, and any subsequent
DDA that might be entered into as a result of this RFP. This and
other waivers are set forth in detail in the ERN Agreement.
All responses to the RFP are to be submitted in the number of
copies indicated to the Boise Redevelopment Agency, 711~ West
Bannock Street, P. 0. Box 987, Boise, ID 83701, by 5:00p.m.,
April 24, 1989.
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VIII. SELECTION CRITERIA
The Agency intends to place particular emphasis on the quality of
the project being proposed, the financial ability of the proposer,
and overall impact this project will have on the City. The Agency
is trying to establish a balance of these factors which will
produce a project with high likelihood of success.
The following criteria will be used by the Agency in evaluating
the developers responding to this RFP:
1. Quality of the project and its economic impact to the city.
2. Financial capability of the developer, which will be reviewed
by an outside accounting firm.
3. Development and management of comparable projects, including:
> Architectural and landscape design quality.
> Economic success of comparable projects (high occupancy,
favorable refinancing, etc.).
> Successful operation in other urban settings.
4. Individual qualifications of development team, including
expertise in the design, financial marketing, and management
aspects of comparable projects.
5. Willingness to commit to a project schedule that is consistent
with the Agency's downtown redevelopment timetable.
6. Organization and management approach that identifies clear
lines of responsibility, responsiveness to clients,
effectiveness, and flexibility for public/private cooperation.
7. Willingness to comply with requirements identified in the ERN
Agreement, to include submission of a $25,000 ERN deposit
within ten days after written notification of selection as
the developer.
8. Other factors as appropriate for specific development
information submitted.
9. Proposals may be subject to review for feasibility by an
independent outside consultant.
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IX. AVAILABLE INFORMATION
The Agency will provide the developer with additional information
on this project, which will include:
Urban Renewal Plan, Amended and Restated, September 1,
1987. with Appendix
Decision Resources handbook from the Boise Area Chamber
of Commerce
Greater Boise Auditorium District, Convention Center
Feasibility Study, dated April 18, 1988
Aerial photographs of site
Downtown parking plan as updated by Barton-Aschman
Exclusive Right-to-Negotiate Agreement
There will be a fee of $125 for this information package. Please
mail your request for the above information to:
D-HOTEL.RFP
4601.2.23.89
Boise Redevelopment Agency
711% West Bannock Street
P. 0. Box 987
Boise, Idaho 83701
(208) 384-4264
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LEGAL DESCRIPTION
BLOCK 22 AND PORTIONS OF ABANDONED OLD GROVE STREET
AND ABANDONED EIGHTH STREE~
A parcel of land in Block 22 of the original Boise City
Townsite; as recorded in Book 1 of Plats at Page 1 Records
of Ada County, Idaho; and a portion of abandoned old Grove -
(Formerly Market Street) and a portion of abandoned Eighth
Street Instrument Number 862452, and being more particularly
described as follows:
Commencing at the monument marking the intersection of Ninth
and Front Streets; thence South 54°47'14" East along the
centerline of Front Street 400.04 feet to a point; thence
North 35°12'46" East 40.07 feet to a point; said point being
on the Northerly right-of-way boundary of Front Street and
being within the abandoned Eight Street right-of-way,
Instrument Number 862452, and also being THE TRUE POINT OF
BEGINNING; thence continuing North 35°13'35" East 212.12 feet
along a line 20.00 feet Southerly and parallel to the center-line
of abandoned Eighth Street to a point; thence along a
curve concave to the left 137.01 feet, said curve having a
radius of 100.00 fee~, a central angle of 78°29'59" and a
long chord bearing North 74°27'16" East 126.54 feet to a
point; thence South 35°13'14" West 39.92 feet to a point;
thence south 54°47'34" East 183.00 feet along a line within
the abandoned old Grove Street right-of-way to a point;
thence north 35°13'14" East 60.00 feet to a point; thence
South 54°47'34" East 57.00 feet to a point; said point being
on the Northerly right-of-way boundary of Capitol Boulevard;
thence south 35°13'36" West 330.23 feet to a point; said
point being the most southerly corner of Block 22 of the
Boise City original townsite. Thence Northwesterly along
the norhterly right-of-way boundary of Front Street North
54°47'17" West 320.02 feet.to the TRUE POINT OF BEGINNING.
Containing 87,218.08 square feet, or 2.00 acres, more or
less.
Excepting therefrom all easements of record. The above
parcel is shown in the attached map, dated June 6, 1988,
marked Exhibit A.
Prepared by CH2M HILL, June 6, 1988.
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The contents of this item, including all images and text, are for personal, educational, and non-commercial use only. The contents of this item may not be reproduced in any form without the express permission of Boise State University Special Collections and Archives. For permissions or to place an order, please contact the Head of Special Collections and Archives at (208) 426-3958 or archives@boisestate.edu.

Full-text

INFORMATIONAL STATEMENT
FOR REQUEST FOR PROPOSALS
Downtown Hotel Development
Boise Redevelopment Agency
DIRECTORS
Ron J. Twilegar, Chairman
Sara Baker, Vice Chairperson
Richard T. Clemens
Michael F. Reuling
Brent Coles
Richard Greenfield, Executive Director
FEBRUARY 1989
------~----------
Reproduced from the Boise State University Library, Special Collections. MSS 250
I. INTRODUCTION
The Boise Redevelopment Agency is offering a unique development
opportunity - a hotel facility located in the heart of Boise's
newly revitalized downtown. The selected developer will be
provided the exclusive right to negotiate with the Agency in
preparation of a Disposition and Development Agreement {DDA) for
the property.
This growing city in the mountain west has recently fulfilled a
twenty year promise to its citizenry - the revitalization of its
downtown. Several new office and retail projects have been
completed, historic structures have been renovated with more
underway, and two new public parking garages have been built along
newly reconstructed streets and walkways. A long awaited
convention center is also under construction. Toward completion
of the eight block redevelopment program, the Agency and the City
of Boise have pledged $22 million of funding for open space,
streetscape, and parking facilities as outlined in an approved
parking plan and surface improvements plan.
Several projects remain available for developers who wish to take
advantage of downtown Boise's renaissance, including a first-class,
urban hotel adjacent to the new convention facility. The
Agency desires the project to be of a style and quality that is
consistent with a first class, urban hotel. Developers should
consider the following items in their design:
A range of 250 - 300 guest rooms or suites, or combination of
both thereof
Full service room service
Lounge/Bar
Atrium
Exercise area, Sauna, Jacuzzi, Health Club
Gift Shop
Valet, cleaning service, Laundry
Full service restaurants
Meeting space should be designed to compliment the
adjacent convention center
Concierge as appropriate
This Request for Proposals includes a description of the community
and the specific site, and outlines the submit tal process. If
interested, developers are encouraged to contact the Agency for
the full submission package.
2
Reproduced from the Boise State University Library, Special Collections. MSS 250
II. COMMUNITY ENVIRONS
BACKGROUND
Boise is Idaho's capital city and is located in Ada County. It
is the largest metropolitan area and the business, financial,
professional, transportation, and cultural center of the Gem
State.
The "City of Trees" is surrounded by a wealth of recreational
opportunities. Cold, clear water from the surrounding mountains
feed the Boise River system. On this system are Lucky Peak,
Arrowrock, and Anderson Ranch Dam reservoirs, all of which store
the water that has helped make the Treasure Valley one of the most
fertile agricultural regions in the world. Boiseans need only
travel a few miles from the city's edge to enjoy a gamut of water
sports, or simply walk to the river's edge to fish for brown or
rainbow trout in the heart of town.
GEOGRAPHY
The geological forces that created the Treasure Valley resulted
in foothills that sweep up from the city of Boise to mountains
7,600 feet in altitude. The area is characterized as mountainous
and desert, on the western edge of the Rocky Mountains. The plain
in which most of city is located is at about 3, 000 feet in
elevation. The geology of the area also includes a very large
concentration of geothermal wells, springs, and hot creeks
throughout the foothills. The rugged mountains within minutes of
the Boise area offer endless opportunities for hunting, camping,
skiing, hiking, fishing, and sightseeing.
DEMOGRAPHY
Boise City/Ada County is the only Standard Metropolitan
Statistical Area (SMSA) in the state. The current population of
the Boise-Ada SMSA is approximately 204,000, while that of the
market area is estimated to be 375,000. The large market area
includes counties in southwestern Idaho and eastern Oregon. The
population forecasts call for 250,000 people in the SMSA by the
year 2000. During the 1970's, the population growth was largely
fueled by in-migration that accounted for 67% of the increase.
Natural increase was responsible for the balance. The situation
is exactly reversed in the 1980's, with natural increase the
principal force for population increase.
3
Reproduced from the Boise State University Library, Special Collections. MSS 250
The average number of persons per household in Ada County in 1987
was 2.67. This represents a decline from the 3.12 in 1970. The
rate of marriages per 10, 000 people is about the same in Ada
County as in the u.s.--10.5. The rate of births is above the U.S.
average, and the death rate is below the national average.
BUSINESS
Boise is a center for corporate and governmental headquarters.
It is recognized as the only metropolitan area of less than one
million population to have four major national or international
corporate headquarters: Albertson's, Inc. (supermarkets); Boise
Cascade Corporation (wood and paper products); Morrison Knudsen
Corporation (engineering and construction); and the J. R. Simplot
Company (frozen foods, phosphates, and cattle). It is also the
headquarters site for Micron Technology, Inc. (one of the two U.S.
semiconductor manufacturers), T J International (specialty
building products), three major divisions of Hewlett-Packard
Company (disc memory, Boise printer, and network printer
divisions), and Ore-Ida Foods, Inc. (packaged and frozen foods),
a subsidiary of H. J. Heinz. These corporations employ more than
10, 000 people in the Boise area. Other major area businesses
include Zilog (computer products), Robert Comstock Leather (an
international fashion concern), and Sears, Roebuck and Company,
which has recently announced plans to expand its regional credit
office. There are a large number of local supporting and related
businesses. Each year, over the past six years, about 250 new
businesses have been formed in the Boise area.
The Boise area sees retail sales of more than $1.1 billion per
year, a rate of $14,682 per household. For fiscal year 1988 (July
1, 1987, through June 30, 1988), total sales in Ada County were
in excess of $3 billion. Boise ranks in the top 200 communities
in total retail sales. Another major ingredient in the local
economy is the infusion of almost $100 million per year in tourist
dollars. Manufacturing, corporate headquarters, services, and
government are the backbone of the Boise area economy.
EMPLOYMENT
Ada County accounts for 20% of the state population and 21% of its
labor force. Employment in the manufacturing and services sectors
is growing steadily, while mining, agriculture, and government
have remained steady or have declined somewhat. Unemployment in
Ada County has declined to around 3%. Additionally, the Boise
area draws from surrounding counties for its labor force. Labor
statistics for Ada County and six adjacent counties show a
projected labor force of about 152,000 and an unemployment rate
of 5.5% for Fiscal Year 1989.
4
Reproduced from the Boise State University Library, Special Collections. MSS 250
TRANSPORTATION
Boise is strategically located for reaching western markets. It
is serviced by seven major national and regional airlines
(including Alaska Airlines, America West Airlines, Delta Airlines,
Empire Airways, Horizon Air, United Airlines and United Express),
36 motor freight trucking companies, 12 air freight and package
express companies, and four air courier services. Interstate
Highway 84 allows one-day motor freight service to major northwest
and western markets. Most of these markets are only an hour to
two hours away via air carriers, and the U. S. Customs Service
maintains and office at the Boise airport. Boise is better
serviced by air transportation than cities substantially larger.
It offers direct flights to major western airline hubs, making
Boise a one-stop access to national markets. Additionally, Boise
is served by the Union Pacific Railroad, AMTRAK, and nine charter
and rental bus services.
MEDIA
There are 17 radio stations, four commercial television stations,
one PBS television station, cable television, one daily newspaper,
four weekly newspapers, and a bi-monthly magazine called Boise.
UTILITIES
Electricity and natural gas rates in the Boise market area are
among the lowest in the U.S. This applies to residential,
commercial, and industrial service. The Boise area also has the
largest geothermal district heating system in the U.S., which
provides the opportunity for additional utility savings related
to space heating. Landfill rates are also among the lowest in the
U.S. Sewer, water, and telephone rates are comparable to those
prevailing in western communities.
GOVERNMENT
Boise is the state's capital city and county seat for Ada County.
Boise City is served by a full-time mayor and six part-time
council members. Both city and county governments are pro-business
and are committed to maintaining a quality living
environment. Both governments have joined the business community
in forming a "partnership" to ensure a growing and healthy area
economy.
5
Reproduced from the Boise State University Library, Special Collections. MSS 250
State taxes are patterned after the IRS code. Idaho has an 8%
corporate tax rate on all taxable income. There are no corporate
franchise or inventory taxes. Tax credits available are a 3%
investment tax credit and a new employee tax credit.
EDUCATION
The Boise area is serviced by two public school districts
comprised of 45 elementary schools, nine junior high schools, and
five senior high schools. Additionally, there is a parochial high
school and 13 parochial and private elementary and secondary
schools. Students in these districts are guided by exceptional
teaching staffs and school administrators and place well above the
national average in many recognized key indicators of academic
success. Eighty percent of the Boise area students complete high
school (nationally 66%), and over 40% are enrolled in college.
The Boise Public Library serves Boise area citizens from its
building in the heart of the educational/cultural complex that
also includes Boise State University, the Boise Art Museum, and
the Idaho Historical Museum. The Library also ha& a branch in the
new regional mall, Boise Towne Square. Its services range from
those traditionally associated with libraries to those designed
to meet current needs and interests. It circulates computer
software, compact disks, audio/video tapes, and LP's, as well as
books, and has an extensive collection of newspapers, magazines,
and government documents. Special collections include large-print
books, books-on-tape, and an Idaho/Northwest collection.
Boise State University, the largest university in the state, has
more than 11,000 students enrolled in over 100 academic and
vocational-technical programs. Located on the University ·campus
is the Simplot/Micron Technology Center that houses interactive
instructional classrooms, teleconferencing rooms, an extensive
computer-assisted instructional system, and artificial
intelligence research stations. The Center also includes a
satellite uplink for satellite-based communications and the NASA
electronic data base services. Additionally, students may now
earn engineering degrees from the University of Idaho at Moscow
while attending classes on the Boise State campus, where a .new
college of Technology is under construction that will house the
University's vocational~technical programs, graduate engineering
instruction, and business incubator. University and business
leaders are working together to establish a shared computer
manufacturing facility in the College. (See information
enclosed.)
The Boise area is also served by two private colleges: The
College of Idaho in nearby Caldwell and Northwest Nazarene College
in Nampa.
6
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CULTURE AND ENTERTAINMENT
Boise has a rich cultural life, which includes a philharmonic
orchestra, dance, and opera companies. All have regular
performance seasons. The richly endowed Morrison Center for the
Performing Arts, built at a cost of $16 million, and the BSU
Pavilion bring a wide range of national, international, and
regional performers to the area. Local theater companies are also
supported by the community. The Boise Art Museum hosts national
and regional displays, as well as providing an excellent
environment for local artists' work. Boise is also the home of
the Idaho Shakespeare Festival.
7
Reproduced from the Boise State University Library, Special Collections. MSS 250
III. SITE ENVIRONS
The Agency has recently accelerated revitalization of its eight-block
downtown redevelopment area. Conceptual plans of selected
developers have been prepared for nearly all of the redevelopment
area within the constraints of the adopted Framework Master Plan
and Design Guidelines. The Plan calls for a combination of new
development and historic renovation of office and retail uses
within a public improvement infrastructure of open space,
streetscapes, and parking facilities.
The southerly four blocks are the primary location of new
construction. First Interstate Center is a 150,000 square foot
office building which has just been completed at a cost of $15
million. The Agency also constructed a 190 space parking facility
below the office complex which opened in December 1988.
The Greater Boise Auditorium District is building the new, $10
million convention center. Its name, riBoise Centre on The Grove"
describes its prime location at the center of downtown, adjoining
the city's new public plaza and adjacent to the hotel site. The
convention center will be a state-of-the-art "conferencing" center
for large and small group meetings. The building will include a
26,400 square foot, multi-purpose hall that can be subdivided for
banquets, exhibits and meetings. The full-service kitchen will
be able to serve up to 2,000 people in this space. In addition
to the big conference hall, a sloped floor auditorium will hold
322 people. And another 10,000 square feet of flexible meeting
space will be available for partitioning into 2-11 rooms. Boise's
new convention center will also offer complete teleconferencing
capabilities. It will be able to both receive and transmit
international video communications. The new convention center
will support Boise's already excellent reputation for hosting
unique, high quality gatherings, and be complete in 1990.
North of the hotel site is the Idaho First Plaza, a 274,500
square foot, 19 level office facility constructed in 1978 to house
the headquarters of Idaho First National Bank and Moore Financial
Group.
Public improvements south of Main include the development of open
space and parking facilities necessary to accommodate the private
development activities and to create the auto-free environment
envisioned in the Plan. Central to this concept is the recently
constructed 31,000 square foot public plaza, The Grove, at the
intersection of vacated Eighth and Grove Streets. The plaza
provides the focal point of the super block with year-round
scheduled events designed to emphasize The Grove's role as a
community gathering place. Both Eighth Street and Old Grove
Street are designed as pedestrian streets.
8
Reproduced from the Boise State University Library, Special Collections. MSS 250
North of Main Street, much of the original urban fabric remains.
Within this four-block area, the Agency's design team has
conceived the renovation of historic buildings with reuse
potential, intermingled with new infill development of primarily
retail use. Several of these projects are complete or nearing
completion including the Mode Building which is 42,500 square feet
of retail and the Capitol Terrace Building which is 43,000 square
feet of retail and food service.
The Alexander's Building, located on the southwest corner of Block
2, has recently been renovated at a cost of $1.2 million, with
grade-level retail of 4,500 square feet and upper level office of
6,600 square feet. 700 Idaho Tower, located at Idaho Street and
Capitol Boulevard, is a 12 level office facility currently
undergoing a $1.3 million renovation.
Public parking north of Main Street will be accommodated in two
above-grade structures with grade-level retail. The Capitol
Terrace Parking Garage was completed in October 1988, and will add
518 parking spaces to downtown. A second garage is proposed on
the Eastman site which is scheduled to begin construction in early
1989.
Surface improvements north of Main Street include full streetscape
development, with pedestrian amenities, along the peripheral
streets of Capitol Boulevard, Bannock Street, and Ninth Street;
development of a landscaped transit mall along Main and Idaho
Streets from Capitol Boulevard to Ninth Street; and continuation
of the Eighth Street auto-restricted zone from Main Street to
Bannock Street.
The hotel site occupies a key site (87,218 square feet) in the
project area. Currently one of the most active and vi tal
locations in Downtown, the site is envisioned as an integral part
of the development project, taking advantage of the Eighth Street
auto-restricted zone. An intensive design goal was used on the
Eighth Street auto-restricted zone. Removal of through vehicular
traffic allows for the additional provision of art pieces, water
features, and passive and active people places along a core that
will connect the State Capitol mall on the north to the popular
Eighth Street Marketplace to the south.
9
Reproduced from the Boise State University Library, Special Collections. MSS 250
IV. DEVELOPMENT OBJECTIVES
In development of Block 22, the Agency has identified several
objectives. The selected developer will be expected to assist the
Agency in realization of these objectives during the development
process.
a. Hotel Size and Type
b.
The Agency desires to have a hotel developed
of approximately 300 rooms. Architectural
style should be that of a major city-center
hotel with appropriate furnishings and
amenities that reflect a quality downtown
environment, and should consider the effect
the hotel will have on surrounding
developments.
Conformance with the Plan and Design
Guidelines
The Plan was adopted by the Agency as a
contextual guide for the redevelopment
program, incorporating recommendations that
allow for the economic and environmental
success of the project. The Guidelines
provide the necessary design elements that
public and private development activities must
adhere to in order to achieve conformance with
the Plan. Both the Plan and the Guidelines
will be used by the Agency to evaluate
development plans of the selected developer.
c. Retail Use
The developer is encouraged to include at-grade
retail along the north and west lines of
the site as may be appropriate to a hotel
development.
d. Office Use
The Agency selected an office developer on
December 1988. The developer selected is
Cantlon Properties Inc. and generally proposed
an office tower of 150,000 to 180,000 square
feet with some parking on-site. The developer
of the office has agreed with the Agency that
the hotel development is the priority
development on the site and office
10
Reproduced from the Boise State University Library, Special Collections. MSS 250
requirements will be subordinate to the needs
of the hotel. The hotel developer will have
latitude as to how best integrate and
coordinate this office use in the site
proposal. (Additional information on the
office development is attached and applicants
should feel free to contact Cantlon Properties
Inc. at 101 S. Capitol Boulevard, Suite 1820,
Boise, Idaho, 83702, 208/343-3171.)
e. Parking
The applicant should include a parking plan
that will satisfy the needs of the hotel and
office (on site if possible}.
11
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V. DEVELOPER OBLIGATIONS
The developer will be responsible for the design, the complete
development of all or a portion of Block 22, and the
leasing/management of the hotel. The Agency encourages
imaginative design and development approaches. The following
items will be required of the developer:
The developer's plan will, to the greatest
extent feasible, be consistent with the Urban
Renewal Plan Amended and Restated September 1,
1987 and Appendix. Some of the development
aspects covered in those documents are
renovation of historic buildings, required
ground floor retail uses, architecture,
landscaping, screening, and signs.
During the Exclusive Right-to-Negotiate (ERN)
period, the developer will submit a site-specific
Development ·Plan. The plan will
include basic concept drawings, an
implementation program (including scheduling
and phasing), and a critical path analysis.
The developer will meet all the deposit
requirements of the ERN Agreement and the
Disposition and Development Agreement (DDA).
The developer will agree to negotiate
diligently and in good faith to prepare a DDA.
As required by City ordinance, the developer
will participate in a Business Improvement
District (BID) to provide for the necessary
marketing/programming and maintenance function
of the Downtown Boise Association.
In seeking tenants for the building, the
developer will:
> Observe all applicable nondiscrimination
laws; and
> Require retail lessees and all property
owners including office and hotel to
become members of the Downtown Boise
Association.
12
Reproduced from the Boise State University Library, Special Collections. MSS 250
-----
The Agency's rights, non-liability, hold harmless provisions, and
other factors affecting the developer's responsibilities are
stipulated in the ERN Agreement, which the developer must execute
and submit as part of the response to the RFP. Some of these
factors include federal requirements, possible use of geothermal
resources, and the land disposition options of either purchasing
or leasing. Interested developers are encouraged to read the ERN
Agreement carefully.
The Agency intends to consider all development proposals in terms
of the public interest and the financial and legal ability of the
persons making such proposals to carry them out. The Agency may
negotiate with any persons for proposals for the purchase, lease
or other transfer of all or part of the site currently owned by
the Agency. The Agency may, at its sole discretion, accept such
proposals as it deems to be in the public interest and in
furtherance of the purposes of the Idaho Urban Renewal Law, or it
may proceed with further selection processes, or it may not
accept any proposal. Except for the terms of the Agreement to
Negotiate Exclusively, any proposal submitted shall not
constitute a business agreement with the Agency. All proposals
shall comply with applicable federal, state, and local laws and
regulations.
13
Reproduced from the Boise State University Library, Special Collections. MSS 250
VI. AGENCY OBLIGATIONS
The Agency will cooperate fully in providing the developer with
appropriate information and assistance. As redevelopment
planning documents and studies are refined or modified, they will
be provided to the selected developer as soon as possible. Some
of the specific responsibilities of the Agency are identified
below.
The Agency will agree to negotiate diligently
and in good faith to prepare a DDA.
The Agency will coordinate the planning,
design, and development of the new parking
facilities to serve the eight-block area. The
Agency will finance all the short-term
(retail) parking construction. ··Also., during
the early downtown construction years, the
Agency will coordinate the phasing of project
area parking use in an equitable manner for
all downtown businesses.
The Agency will be responsible for the design
and construction of all street and open space
facilities, as described in the Design Manual
for Surface Improvement Projects. The Agency
will provide the developer the designs,
implementation schedule, and finance plan for
the public facilities.
A reuse appraisal of the real property and
improvements will be provided by the Agency
after receipt of the developer's Development
Plan. The reuse appraisal will be the basis
for negotiating the final disposition
agreement, as required by law.
The Agency has financed the parking structures
north of Main Street through the issuance of
bonds and a bond anticipation note. Under the
terms of the bond covenants, the Agency may
dispose of the property either by lease or
otherwise, only under certain conditions those
conditions are in the ERN.
14
Reproduced from the Boise State University Library, Special Collections. MSS 250
VII. SUBMISSION REQUIREMENTS
Responses to this RFP must provide the following. Please submit
materials in keeping with this format, identifying each item by
number and letter.
1. Statement of Proposal - 15 copies.
a. The legal identification of the proposing
entity, e.g., corporation, partnership,
business association, joint venture, or other.
b. Names, addresses, and telephone numbers of all
partners, co-venturers, hotel operator or
principals participating in the proposed
development and the legal relationship among
those named parties.
c. Previous
experience.
relevant hotel development
d. Previous experience in ongoing management and
operation of hotel/retail/commercial/office
facilities.
e. Identification, role, and background
experience of key development team
individuals, architectural/design consultants,
and developer references.
f. Evidence that developer has financial
capability to carry out proposed commitments.
g. Provide a narrative description of the project
including approximate size, type and quality.
h. Organization and management approach to the
implementation of the project.
i. A development schedule (in number of days or
months) for completion of key activities,
including at a minimum the following:
> Negotiation and execution of a
Disposition and Development Agreement.
> Submittal of Development Plan.
> Commencement of construction.
> Completion of construction.
> Occupancy of the development.
15
Reproduced from the Boise State University Library, Special Collections. MSS 250
j. Delineate any business terms which the
developer desires to be considered as part of
the proposal, including any assistance
requested of the Agency.
2. Signed Exclusive Right-to-Negotiate Agreement--original
and one copy.
3. Cashier's check or money order made payable to the Boise
Redevelopment Agency in the amount of $1,000 as an
Exclusive Right-to-Negotiate fee to be refunded to each
unsuccessful proposing entity upon selection of the
developer. The selected developer's $1,000 fee will be
refunded upon the receipt by the Agency of the $25,000 ERN
deposit. Failure to submit the $25,000 deposit under the
prov1s1ons of the ERN Agreement will result in the
forfeiture of the $1,000.
Any additional information that the developer wishes to submit may
be attached in the form of appendices (15 copies). Statements
should be complete but as BRIEF as possible.
Developers are encouraged to submit questions or comments to
Agency Staff regarding this RFP at any time. Questions should be
addressed to Dennis Clark, Development Specialist, at (208) 384-
4264, c/o the Boise Redevelopment Agency, 711~ West Bannock
Street, P. 0. Box 987, Boise, ID 83701.
The developer, by submitting a response to the RFP, waives all
rights to protest or seek any legal remedies whatsoever regarding
any aspect of this RFP, the Agency's selection of a developer with
whom to enter into exclusive negotiations, the Agency's rejection
of any or all offers to negotiate exclusively, and any subsequent
DDA that might be entered into as a result of this RFP. This and
other waivers are set forth in detail in the ERN Agreement.
All responses to the RFP are to be submitted in the number of
copies indicated to the Boise Redevelopment Agency, 711~ West
Bannock Street, P. 0. Box 987, Boise, ID 83701, by 5:00p.m.,
April 24, 1989.
16
Reproduced from the Boise State University Library, Special Collections. MSS 250
VIII. SELECTION CRITERIA
The Agency intends to place particular emphasis on the quality of
the project being proposed, the financial ability of the proposer,
and overall impact this project will have on the City. The Agency
is trying to establish a balance of these factors which will
produce a project with high likelihood of success.
The following criteria will be used by the Agency in evaluating
the developers responding to this RFP:
1. Quality of the project and its economic impact to the city.
2. Financial capability of the developer, which will be reviewed
by an outside accounting firm.
3. Development and management of comparable projects, including:
> Architectural and landscape design quality.
> Economic success of comparable projects (high occupancy,
favorable refinancing, etc.).
> Successful operation in other urban settings.
4. Individual qualifications of development team, including
expertise in the design, financial marketing, and management
aspects of comparable projects.
5. Willingness to commit to a project schedule that is consistent
with the Agency's downtown redevelopment timetable.
6. Organization and management approach that identifies clear
lines of responsibility, responsiveness to clients,
effectiveness, and flexibility for public/private cooperation.
7. Willingness to comply with requirements identified in the ERN
Agreement, to include submission of a $25,000 ERN deposit
within ten days after written notification of selection as
the developer.
8. Other factors as appropriate for specific development
information submitted.
9. Proposals may be subject to review for feasibility by an
independent outside consultant.
17
Reproduced from the Boise State University Library, Special Collections. MSS 250
IX. AVAILABLE INFORMATION
The Agency will provide the developer with additional information
on this project, which will include:
Urban Renewal Plan, Amended and Restated, September 1,
1987. with Appendix
Decision Resources handbook from the Boise Area Chamber
of Commerce
Greater Boise Auditorium District, Convention Center
Feasibility Study, dated April 18, 1988
Aerial photographs of site
Downtown parking plan as updated by Barton-Aschman
Exclusive Right-to-Negotiate Agreement
There will be a fee of $125 for this information package. Please
mail your request for the above information to:
D-HOTEL.RFP
4601.2.23.89
Boise Redevelopment Agency
711% West Bannock Street
P. 0. Box 987
Boise, Idaho 83701
(208) 384-4264
18
Reproduced from the Boise State University Library, Special Collections. MSS 250
LEGAL DESCRIPTION
BLOCK 22 AND PORTIONS OF ABANDONED OLD GROVE STREET
AND ABANDONED EIGHTH STREE~
A parcel of land in Block 22 of the original Boise City
Townsite; as recorded in Book 1 of Plats at Page 1 Records
of Ada County, Idaho; and a portion of abandoned old Grove -
(Formerly Market Street) and a portion of abandoned Eighth
Street Instrument Number 862452, and being more particularly
described as follows:
Commencing at the monument marking the intersection of Ninth
and Front Streets; thence South 54°47'14" East along the
centerline of Front Street 400.04 feet to a point; thence
North 35°12'46" East 40.07 feet to a point; said point being
on the Northerly right-of-way boundary of Front Street and
being within the abandoned Eight Street right-of-way,
Instrument Number 862452, and also being THE TRUE POINT OF
BEGINNING; thence continuing North 35°13'35" East 212.12 feet
along a line 20.00 feet Southerly and parallel to the center-line
of abandoned Eighth Street to a point; thence along a
curve concave to the left 137.01 feet, said curve having a
radius of 100.00 fee~, a central angle of 78°29'59" and a
long chord bearing North 74°27'16" East 126.54 feet to a
point; thence South 35°13'14" West 39.92 feet to a point;
thence south 54°47'34" East 183.00 feet along a line within
the abandoned old Grove Street right-of-way to a point;
thence north 35°13'14" East 60.00 feet to a point; thence
South 54°47'34" East 57.00 feet to a point; said point being
on the Northerly right-of-way boundary of Capitol Boulevard;
thence south 35°13'36" West 330.23 feet to a point; said
point being the most southerly corner of Block 22 of the
Boise City original townsite. Thence Northwesterly along
the norhterly right-of-way boundary of Front Street North
54°47'17" West 320.02 feet.to the TRUE POINT OF BEGINNING.
Containing 87,218.08 square feet, or 2.00 acres, more or
less.
Excepting therefrom all easements of record. The above
parcel is shown in the attached map, dated June 6, 1988,
marked Exhibit A.
Prepared by CH2M HILL, June 6, 1988.
BOL1/007/cas
1
Reproduced from the Boise State University Library, Special Collections. MSS 250
MPOS
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L-3 212.12' N 36° 13' 36" E
L-4 39.92' S 36° 13' 14" W
L-6 183.00' S 64° 47' 34" E
L-6 60.00' N 36° 13' 14" E
L-7 67.00' S 64° 47' 34" E
L-8 303.61' S 36° 13' 36" W
L-9 14.14' s sao 13' 09" w
L-10 337.03' N 64° 47' 17" W
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JUNE, 61988
Reproduced from the Boise State University Library, Special Collections. MSS 250
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